Roof structure repairs in Edinburgh

Postcodes: EH1, EH2, EH3
Population: about 510,000
Area: Edinburgh and the Lothians
Pricing region: Scotland

What should you know about the ground under Edinburgh?

We cover Edinburgh and its postcode districts EH1, EH2, EH3, part of Edinburgh and the Lothians, with a population of roughly 510,000. We also take enquiries from nearby Musselburgh (6 miles), Bonnyrigg (6 miles) and Mayfield (8 miles).

Clay shrinkage is less of a concern in Edinburgh and the Lothians, so other causes such as drains, poor footings or older walls are checked first. Parts of Edinburgh and the Lothians lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Across Edinburgh and the Lothians, most homes are sandstone tenements and Georgian terraces, miners' rows, bungalows and post-war estates.

Signs you may need roof structure repairs

Ridge line dipping in the middle when seen from the street
Horizontal cracks in the wall just below the eaves or ceiling line
Struts, collars or ties cut out or missing in the loft

How much will roof structure repairs cost in Edinburgh?

The ranges below reflect typical Scotland costs for roof structure repairs, including VAT. Scaffold, access and making good can push a job to the top of the range.

Guide prices inc VAT on Scotland rates. Items marked est. are our estimates.
Item	Guide price	Per
Repairing or doubling a rafter	£285 – £570	per rafter
Purlin and strut strengthening	£1,150 – £2,850	per roof
Tying in roof spread (straps and ties)est.	£760 – £2,400	per roof

Which repair method suits a home in Edinburgh?

Repairing or doubling rafters

Cracked, sagging or rotten rafters are strengthened by fixing a new timber alongside, often called doubling, and rotten rafter feet are cut back and spliced. The work is usually done from inside the loft with the tiles left in place, unless the covering is coming off anyway.

Best for: Individual rafters that have cracked, sagged or rotted at the feet

Wall plate replacement

Rotten or crushed wall plates are replaced in short lengths while the rafters above are propped, and bedded on the wall in mortar. The plate is then strapped down to the masonry. It is often combined with rafter foot splices along the same run.

Best for: Rot along the eaves where rafters bear on the wall

What happens when we carry out roof structure repairs in Edinburgh?

Send photos
Photograph the roof from across the street, both slopes if you can, and the loft timbers with a torch. Include the eaves and any cracks just below them. From these we can usually tell sag from spread and whether an engineer is needed.
Loft and outside survey
On site we check rafter sizes and spacing, purlins, struts, ties and wall plates, look for rot and past alterations, and measure any lean at the wall head. The covering is noted too, because its weight affects the repair.
Written quote
You receive a no-obligation written quote listing each timber repair, any ties or straps, propping, scaffolding and making good. Once the repair is specified, the figure becomes a fixed price in writing.

Rules for roof structure repairs in Scotland

In Scotland, underpinning and other structural alterations generally need a building warrant from the council’s building standards service before work starts, and a completion certificate at the end; small like-for-like repairs often do not. There is no Party Wall Act in Scotland; shared walls are covered by title deeds and, for flats, the Tenements (Scotland) Act 2004.

Roof structure repairs in Edinburgh: questions and answers

How much should I budget for roof structure repairs in Edinburgh?

Guide prices for roof structure repairs in Edinburgh start from about £285 per rafter, including VAT, on Scotland rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.

Can you survey a property in Edinburgh?

We do. Edinburgh and the surrounding area are covered, including nearby Musselburgh and Bonnyrigg. A free initial assessment from your photos is the first step.

Why do houses in Edinburgh and the Lothians crack?

Edinburgh is volcanic and sedimentary rock with glacial till, while the Midlothian and East Lothian coalfields and oil-shale workings in West Lothian have left recorded mine workings and bings. Only an investigation can say why a particular building has moved.

Do I need a structural engineer for roof repairs?

For like-for-like repairs to a few rafters, often not. Where purlins, struts or ties are being redesigned, the covering is getting heavier or the walls are being pushed out, you usually do. Where the repair needs an engineer’s design or sign-off, an independent chartered structural engineer is appointed, and we can arrange this.

Is a sagging roof ridge dangerous?

A slight, even dip in an old roof is often historic movement that stopped long ago. A sag that is getting worse, cracking timbers, walls pushing out at the eaves or recently removed struts should be checked soon. Avoid storing heavy items in the loft until then.

Related work in Edinburgh

Roof structure repairs near Edinburgh

Send photos of the roof from the street and the loft timbers at your Edinburgh property for a free initial assessment and a no-obligation written quote.